The Renters Right Act is now officially law after receiving Royal Assent on 27 October 2025. Widely described as the biggest overhaul of the private rented sector since the Housing Act 1988, the Act introduces sweeping reforms that will reshape how landlords let property and how tenants secure and maintain their homes.
There will be a phased implementation from May 2026, where landlords and tenants across the UK, particularly in areas of high demand such as Shepherds Bush, Hammersmith and areas of Chiswick and Acton in West London, should start preparing now.
The government website is full of information for both tenants and landlords to familiarise themselves with the new changes.
The main question asked by Tenants is what is the Renters Reform Act and what is does it want to achieve?
The main purpose of the Act is to create a fairer, safer, and more transparent rental market, for tenants by strengthening tenant rights by increasing compliance requirements for landlords.
To do this the legislation focuses on:
- Ending “no-fault” evictions
- Improving housing conditions
- Reducing discrimination
- Limiting excessive rent increases
- Introducing stronger dispute resolution systems
For tenants, it provides greater stability and protection on their tenancy agreement with the landlord. This has been done by the following changes.
Section 21 Abolished: End of “No-Fault” Evictions
One of the most significant changes is the abolition of Section 21. Landlords can no longer evict tenants without giving a valid legal reason. Instead, possession must rely on strengthened Section 8 grounds, including:
- Selling the property
- Landlord or family member moving in
- Serious rent arrears
- Persistent antisocial behaviour
All Tenancies Move to Periodic Agreements
The Act has introduced fixed-term assured shorthold tenancies, which will now be replaced with periodic tenancies from day one. Under the new system tenants can give two months’ notice at any time Landlords must rely on valid legal grounds for possession giving greater flexibility for tenants.
Ban on Rental Bidding Wars
The new Act prohibits landlords and letting agents from accepting offers above the advertised rent. This means that only one fixed rental price can be advertised and agreed. It is hoped that this reform aims to increase fairness and transparency within the rental market, particularly in competitive markets such as Hammersmith Shepherd's Bush and all the areas in West London.
Rent Increase Rules: What Has Changed?
Landlords can still increase rent, but these will be done under tighter controls such as:
- Only one rent increase per year
- Minimum two months’ written notice
- Tenants can challenge excessive increases via the First-tier Tribunal
These rules aim to balance market flexibility with tenant stability making the rules clearer and standard across the industry.
Awaab’s Law: Stronger Housing Standards
Named after Awaab Ishak, Awaab’s Law introduces strict, legally enforceable deadlines for addressing repair obligations introduced in the Renters Reform Act 2026.
What does This Mean for Tenants?
All repair obligations must be acted on quickly to resolve hazards and make repairs in a quick and timely matter, these include:
- Damp and mould
- Structural defects
- Health and safety hazards
Tenants’ Right to Request Pets
Tenants now have the right to request permission to keep a pet, However although this means landlords cannot unreasonably refuse, the emphasis is on tenants to have pet damage insurance in place, or have a pet licence on particular breeds of dogs or other animals.
What Tenants Should Know
The Renters Reform Act will give tenants the benefit from stronger protections, however they are obliged to fulfil their tenancy agreement by:
- Provide two months’ notice when leaving
- Pay rent on time
- Maintain the property responsibly
- Report issues promptly
- Follow their tenancy agreement terms
For more information and details for Tenants see the Governments Renters Reform Act Guide.
Renters Reform Act - Frequently Asked Questions
When does the Renters Reform Act start?
The Act received Royal Assent in October 2025. Key measures will be introduced in stages from 2026.
Can landlords still evict tenants?
Yes they can, but only using valid grounds for legal procession.
Can landlords still increase rent?
The answer is Yes, but only once per year with two months’ notice.
Can tenants keep pets?
They can request to, and landlords cannot unreasonably refuse, some pets will need a license depending of breed of dog or pet as well as insurance against damage.
Our Final Thoughts: Preparing for the Future of Renting
The Renters Reform Act 2025 represents a fundamental transformation of the UK rental market. It has been brought in to raise standards, strengthen tenant protection, and introduce new compliance responsibilities for landlords.
However the most important factor in all of this is that landlords and tenants keep communication going throughout their tenancy and ensure co-operation on both sides to ensure a happy and successful tenancy.
If you have a property to rent or would like a free no obligation valuation please contact us on 0208 743 1166 or email us on [email protected]